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HomeMy WebLinkAboutBUCKING HORSE - APU - APU120001 - REPORTS - PLANNING OBJECTIVESBuckinghorse Overall Development Plan Page 11 of 11 STATEMENT OF PROPOSED PLANNING OBJECTIVES Russell + Mills Studios 14 May 2012 The primary land use conflict within the plans lies at the interface between the single family housing within the LMN Zone District and the uses proposed in the Industrial Zone District. This conflict is avoided through landscape buffer yards greater than 75', utilizing berms, shrubs and trees as a landscape separation. The interface between the multi -family and single family detached within the LMN zone district will be mitigated through roadway separation, Building Size, Height, Bulk, Mass, Scale transitions, consistent Architectural Character with the adjacent detached single family, and landscape bufferyards at least 50' in width. Privacy will be achieved through building orientation, landscape buffers and creating a park -like setting for the buildings. Landscape tracts along roadways will provide mitigation between the Urban Estate residences and the proposed Community Gardens, working farm and therapeutic horse/horse boarding facilities. Proposed ownership and maintenance of public and private open space areas applicant's intentions with regard to future ownership of all or portions of the project development plan. In general, the property owner or tenant shall perform all maintenance on private residential lots. In addition, the property owner, or tenant shall maintain all sidewalks and landscaped parkways within the ROW, according to the width of the property. The HOA or Business Association shall perform all maintenance on all common areas, parks, trails, community gardens, etc. storm water infrastructure, and any other non - private amenity and or feature. The City of For Collins shall only be responsible for typical ROW maintenance of infrastructure and snow removal within the roadway. Storm water infrastructure Landscape maintenance and trash removal within storm water infrastructure including detention ponds, swales, culverts, inlets, etc. shall be the responsibility of the HOA or Business Association. This maintenance shall include all required mowing, weeding cleanout, removal of trash and debris and other typical maintenance required in order to ensure storm water infrastructure and features function according to their designed intent. Landscape All landscape maintenance within areas other than private residential lots and the area of parkway and ROW adjacent to private residential lots shall be the responsibility of and performed by the HOA or Business Association. Snow Removal The property owner or tenant shall perform Snow removal on private lots and sidewalks adjacent to private lots. The HOA or Business Association shall perform Snow removal within all common areas, trails, private drives and parks. Trash All trash removal on private lots or within the sidewalk/parkway areas adjacent to private lots shall be performed by property owner or tenant. The HOA or Business association shall perform trash removal within common areas, parks, trails, and other non -private lots. Buckinghorse Overall Development Plan Page 10 of 11 STATEMENT OF PROPOSED PLANNING OBJECTIVES Russell + Mills Studios 14 May 2012 Permitted uses based on the 2003 ODP Amendment (Urban Estate Zone District): • Single Family Detached • Single Family Attached • Multi -family • Limited Retail Proposed additional permitted uses (LMN Zone District):: • Multifamily Development capped at 14 DU/AC, with building SF greater than 14,000 sf, 2-3 story buildings. Multifamily Development capped at 14 DU/AC, with building SF greater than 14,000 sf, 2-3 story buildings - In order to accommodate a healthy mix of residential units within the LMN district, a multifamily development is proposed which will be consistent with MMN density standards capped at 14 DU/AC. The gross density of the proposed housing in the LMN district will meet LMN standards not exceeding 9 DU/AC. The applicant requests this use within the LMN Zone District in order to accomplish the multi -family project and meet City Plan goals of increased overall density as well as meeting the requirement for four types of residential housing, including Single Family Attached, Single Family Detached, Small Lot Single Family Detached and Multifamily. This use will conform to the basic characteristics of the LMN Zone district achieving compatibility through Building Size, Height, Bulk, Mass, Scale transitions, consistent Architectural Character with the adjacent detached single family, and landscape bufferyards at least 50' in width. Multi -family structures will transition down to two sotry near the single - family adjacency and increase in height toward the center of the development. Privacy will be achieved through building orientation, landscape buffers and creating a park -like setting for the buildings. 5. Written narrative addressing each concern/issue raised at the neighborhood meeting(s), if a meeting has been held. There was no known opposition to the project during the neighborhood meeting and the overall master plan was well received by the attendees. The primary question raised at the neighborhood meeting involved project schedule and ensuring that the construction begins soon. The three projects comprising this submittal are priority projects which will be constructed within two years of entitlement. The proposed park and pool are to be constructed within the first year following entitlement. 6. Name of the project as well as any previous name the project may have had during Conceptual Review. This project shall be titled Buckinghorse Overall Development Plan. The project has previously been titled the Johnson Property Overall Development Plan (Minor Amendment) February 2003, and The Johnson Property Overall Development Plan April, 2002. 7. Narrative description of how conflicts between land uses or disturbances to wetlands, natural habitats and features and or wildlife are being avoided to the maximum extent feasible or are mitigated. Buckinghorse Overall Development Plan Page 9 of 11 STATEMENT OF PROPOSED PLANNING OBJECTIVES Russell + Mills Studios 14 May 2012 adjacent LMN single-family street, where sewer and road grades have already been established. Urban Estate Zone District The article 5 LUC definition of compatibility involves 'characteristics of different uses or activities or design which allow them to be located near or adjacent to each other in harmony.' The initial intent of the Urban Estate Zone District in this area is to protect the Johnson Farm Historic Resource. Since there are no agricultural operations adjacent to the UE district, this proposal requests additional uses that complement the farm structures and allow them to be adaptively reused while reinforcing the farm theme desired for the overall project. These include uses proposed within the previously designated Neighborhood Park area in the Drake Water Reclamation Facility 1000' buffer, as well as proposed uses within the existing Johnson Farm area adjacent to Drake Road that involve adaptive re -use of existing farm buildings. The single family residential area is envisioned as a 'cluster' development plan in order to preserve open space and further protect the farm and agricultural character here. Permitted uses based on the 2003 ODP Amendment (Urban Estate Zone District): • Single Family Detached Proposed additional permitted uses (Urban Estate Zone District): • Agricultural Activities • Office Agricultural Activities — Community gardens are proposed within a 6 acre park that will be designed and maintained by the City of Fort Collins. The park will be located within the Drake Water Reclamation Facility 1000' buffer. In addition, a small working farm is proposed in this area, with some potential additional food crops and farm animals as an educational tool and food production space for community participants. Chickens and other small farm animals used for food production for community participants will be desired within the small working farm in order to reinforce sustainable, local and on -site food production. The small working farm will be maintained by the HOA and maintenance will include weekly removal of manure/waste, which will be stored on a concrete pad located as far from residential uses as possible. Office— The existing Johnson Farm is envisioned as a small, leasable professional office facility (9000 sf total office space) through adaptive re -use of the farm buildings to allow limited office use within this area. These farm buildings include the existing farmhouse, barn and caretakers building. Hours of operation will be 8-5 Monday through Friday. Trash receptacles will be placed in a screened trash enclosure, with screen planting. Off-street parking will serve the office use in a screened parking area with approximately 40 spaces. LMN Zone District: The LMN zone district proposal for this project is similar to other LMN Zoned communities in Fort Collins in its mix of housing types with a multi -family component such as Willow Springs, or Miramont. These projects provide successful transitions between the single family detached and multi -family components and are seen as precedents for Buckinghorse. Buckinghorse Overall Development Plan Page 8 of 11 STATEMENT OF PROPOSED PLANNING OBJECTIVES Russell + Mills Studios 14 May 2012 • Mixed Use DUs • Artisan/Photography and Gallery/Studio • Plant Nurseries • Vet Facilities and Small Animal Clinics • Bed and Breakfast • Child Care Center • Equipment Rental without outdoor storage • Recreational Uses Proposed additional permitted uses (Industrial Zone District): • Retail • Agricultural Activities • Farmer's Market/Open Air Markets • Restaurant • Food Catering or Small Food Product Preparation • Yoga Studio • Single Family Detached Residential. Our assumptions are based on the following rationale for each proposed use: Retail — Most of the existing farm buildings aside from the farmhouse are proposed as retail, due to size and desire to create an active neighborhood center. Agricultural Activities — Potential gardens proposed to support a restaurant use may be considered an accessory use. The addition of chickens in the existing chicken coop and other uses that could be considered urban agriculture will likely be desired in order to reinforce sustainable, local and on -site food production. Farmer's Market/Open Air Market— The farm character and theme of the project would allow an ideal location for small farmer's and open air markets. These farmer's markets will be unique in their setting within the Jessup Farm Artisan Village Plaza, as an alternative to the traditional parking lot setting and will complement the farm character, agricultural and boutique retail uses proposed. Restaurant— The timberline frontage, size and character of the existing farmhouse is ideal for a unique farm to fork restaurant setting. This structure is located far from residential uses and Food Catering/Small Food Product Preparation — The desire to use food products grown on site, and allow for small niche companies to prepare and cater food, will help determine the overall success of this aspect of the project. Yoga Studio — A potential yoga studio is proposed with potential use as such in the Child Care Center during evening hours. Single Family Detached Residential — 5 additional lots are proposed within the 'I' district in order to complete a cohesive residential street where the district is immediately adjacent to the LMN zone. Although this use is typically not associated with Industrial zoning, the greater than 75' buffer yard acts as an effective transition, and the use completes the Buckinghorse Overall Development Plan Page 7 of 11 STATEMENT OF PROPOSED PLANNING OBJECTIVES Russell + Mills Studios 14 May 2012 An interconnected open - space trail system from the Urban Estate areas to the Community Park and Neighborhood Center, based on storm water drainage corridors is proposed. Much Portions of this trail are located along ridgelines of the existing floodplain wall with some large cottonwoods as natural features. All landscaping aside from active lawn areas will be native and/or adaptive, with interspersed farm-themed, or crop landscaping proposed to reinforce the farm design character. Buffering will be accomplished through roadway landscape tracts, landform and planting between the Industrial and LMN zone districts and existing landforms, created landforms and planting between the proposed multi -family and single family units in the LMN zone districts. 3. ESTIMATE OF NUMBER OF EMPLOYEES FOR BUSINESS, COMMERCIAL, AND INDUSTRIAL USES. Retail employees — 20+/- Restaurant employees — 20+/- Commercial employees (daycare) — 8+/- Commercial employees (office) —15+/- Light Industrial employees — 45+/- 4. DESCRIPTION OF RATIONALE BEHIND THE ASSUMPTIONS AND CHOICES MADE BY THE APPLICANT. A number of additional permitted uses are requested for this project, primarily within the Industrial Zone District, in order to create a unique, historically relevant and significant community project that embraces the Farm and Agricultural heritage within Fort Collins. Industrial Zone District: The neighborhood center for this overall project was previously shown along Nancy Gray Ave. as a mixed -use amenity fronting the street with limited parking and limited public gathering space. This previous concept did not truly meet the intent of a neighborhood center based on City Plan Criteria. This proposal relocates the neighborhood center to the Industrial Zone District. This property was previously defined as Outlot C. Adaptive reuse of the structures was not defined in the previous proposal, but is proposed in this project. Utilizing the Industrial Zone District for the neighborhood center allows the adaptive re -use of the farm structures to drive the project and is consistent with preservation goals from City Plan and Historic Preservation Staff. The re -use of the farm house buildings creates a historic basis and theme for the overall project and promotes a sense of community heritage — representing one of the most unique adaptive re -use projects in the community. This strategy requires the addition of permitted uses in order to work, primarily due to the size and potential for the farm buildings to be used successfully. We believe that a critical mass of small retail is required for long term success as a neighborhood center and the current permitted uses do not allow what is feasible within these small structures. Assumptions have been made for the proposed addition of permitted uses within the Industrial Zone District based on existing permitted uses from the 2003 ODP Amendment title Johnson Property Overall Development Plan. These are listed as follows: Permitted uses based on the 2003 ODP Amendment (Industrial Zone District): • Offices/Financial Services/Clinics Buckinghorse Overall Development Plan Page 6 of 11 STATEMENT OF PROPOSED PLANNING OBJECTIVES Russell + Mills Studios 14 May 2012 improvements. Roadways and landscape buffers from adjacent residences will separate the multi -family units within the LMN Zone district. LIV 28.1 - Density The LMN single-family attached units have a total density of 6.6 DU/AC. The Urban Estate area will have an average density of 2 DU/AC. The LMN district will have an average overall density of approximately 8 DU/AC. LIV 28.2 - Mix of Uses Uses within the projects include single family attached, single family detached, multi- family, retail, restaurant, light industrial, daycare (commercial), farmers market, and urban agricultural. LIV 28.3 - Mix of Housing Types A mix of multi -family, single family attached and single family detached is proposed. LIV 28.4 -Neighborhood Center The neighborhood center will be provided by the Jessup Farm Artisan Village within the Industrial Zone district.. LIV 30.2 -Connect to Surrounding Neighborhoods Roadway and pedestrian connections are proposed to connect to the existing neighborhood along Nancy Gray. LIV 30.3 - Improve Pedestrian and Bicycle Access The trail access from the Urban Estate district to the Industrial Zone District as a neighborhood center will promote walkability and bicycling to this neighborhood amenity, while other trail connections promote cycling to parks and open spaces. LIV 31.4 - Design for Pedestrian Activity The trail access from the Urban Estate district to the Industrial Zone District as a neighborhood center will promote walkability to this neighborhood amenity, while other trail connections promote walking to parks and open spaces. SW 3.1- Encourage Community Gardens and Markets A 1 acre community garden is proposed within the Urban Estate Zone District. The garden plots and crops proposed at Jessup Farm Artisan Village as well as integrated edible plants support this objective, as well as the proposed use for small farmers markets. SW 3.3 - Encourage Private Community Gardens in Neighborhood Design Edible plants will be provided within all common areas in the Multi -Family and Single Family Attached neighborhoods. T 8.2 - Design for Active Living The trail access from the Urban Estate district to the Industrial Zone District as a neighborhood center will promote walkability to this neighborhood amenity, while other trail connections promote walking to parks and open spaces. 2. DESCRIPTION OF PROPOSED OPEN SPACE, WETLANDS, NATURAL HABITATS AND FEATURES, LANDSCAPING, CIRCULATION, TRANSITION AREAS, AND ASSOCIATED BUFFERING ON SITE AND IN THE GENERAL VICINITY OF THE PROJECT. Buckinghorse Overall Development Plan Page 5 of 11 STATEMENT OF PROPOSED PLANNING OBJECTIVES Russell + Mills Studios 14 May 2012 LIV 21.2 - Establish an Interconnected Street and Pedestrian Network The street and pedestrian network will allow access to all proposed open -space features as well as providing an interconnected trail system from the Urban Estate zone district area to the Industrial zone district to the north of the project. A variety of open space connections to the trail system are provided within the Detached Single Family Area. Open access to the community lawn in the Townhomes area is provided through a variety of pathway connections, also creating connectivity to street sidewalks. LIV 22.4 - Orient Buildings to Public Streets or Spaces Townhomes will either front the east -west streets or the community lawn areas provided within each Townhome block. All proposed buildings within the LMN zone district and UE district will be oriented to roadways, including the proposed Multi -Family development. LIV 22.8 - Reduce the Visual Prominence of Garages and Driveways All garages within the Single Family Detached portion of the project will be recessed and setback from the primary building fagade. Within the Single Family Attached area, alley access will virtually eliminate garage presence from the adjacent roadways. Townhomes will either front the east -west streets or the Community Green. LIV 22.9 - Form Neighborhood Edges Neighborhood edges are created either through separation of uses accomplished by landscape edges or utilizing proposed roadways as an edge. LIV 23.1- Provide Neighborhood Parks and Outdoor Spaces A primary neighborhood park with pool amenities is proposed within a publicly fronted area on Nancy Gray. In addition, each single family attached block contains a community lawn and gathering area with amenities. The Industrial zone district will provide an overall community plaza for events and use by residents as well. The multifamily project proposed within the LMN zone district will include central open space features with a community pool and clubhouse. Community Gardens and a working farm are also proposed in the UE area. LIV 23.2 - Integrate Natural Features All existing stands of healthy trees and shrubs will be maintained through design efforts throughout the project, including a number of large and significant Spruce and Cottonwoods. LIV 25.1 - Coordinate Neighborhood Planning and Phasing The project phasing from west to the east will allow development to occur while minimizing impacts to existing neighborhoods south of Nancy Gray. Jessup Farm Artisan Village and the Buckinghorse Townhomes will be top priority in phasing in order to minimize disturbance to the adjacent community. The Urban Estate zone district will be last in the phasing priority in order to minimize neighborhood disturbance, as it is located below the grade of existing development and separated by the Carghill Property. LIV 26.3 - Promote Compatibility of Uses Within the Industrial Zone district, the proposed day-care facility can serve community needs with efficient access from Blackbird Drive, while the proposed light industrial uses are separated from the retail plaza, yet provide distribution support for a variety of the retail businesses. The detached single-family units within the Urban Estate will be separated from the proposed working farm with extensive tract landscaping beyond ROW Buckinghorse Overall Development Plan Page 4 of 11 STATEMENT OF PROPOSED PLANNING OBJECTIVES Russell + Mills Studios 14 May 2012 LIV 10.4 - Incorporate Street Art Decorative chase grates are proposed at all sidewalk chases including the Buckinghorse Logo. LIV 11.2 - Incorporate Public Space Public spaces will be included throughout the Industrial zone district with a variety of cafe seating types, overlooks, children's play area and plazas/walkways. A primary feature of the townhomes will be the community lawn and commons including a community gathering area with seating, shade trees and outdoor fireplace. The single-family areas will include passive open spaces and open -space trail connections. LIV 14.1- Encourage Unique Landscape Features The Jessup Farm Artisan Village in the industrial zone district plaza will allow for small farmer's markets and other events and will be themed around the existing farm character. Edible plants, gardens and spaces for displayed goods will create a retail plaza unique to any in Fort Collins. In addition, farm themed plantings and landscape features will be included throughout the project. LIV 15.1- Modify Standardized Commercial Architecture The adaptive re -use of existing Farm buildings as commercial/retail architecture as well as other farm-themed architecture will be a departure from most existing commercial buildings within the City. LIV 14.2 - Promote Functional Landscape All planting will be designed with native/adaptive plants, emphasizing foundation planting and including edible plants and fruit trees within Jessup Farm Artisan Village and the Townhomes. LIV 14.3 - Design Low Maintenance Landscapes Native and adaptive planting and a minimized turf area, reserved for functional/multi-use lawns will allow a minimum of maintenance. Shrub beds will be maintained without excessive pruning or'snow-balling' of shrubs. LIV 16.1 - Survey, Identify, and Prioritize Historic Resources All existing historic farm buildings have been surveyed in discussion with Historic Preservation. This project goes beyond prioritization, to full adaptive re -use of all farm buildings. LIV 16.2 - Increase Awareness All existing farmhouse buildings will be re -used and adapted for retail and restaurant use within the Jessup Farm Artisan Village and Johnson Farm. As a neighborhood center, historic heritage and legacy will become an integrated educational aspect of the overall development, providing the community with an understanding of our agricultural heritage. LIV 16.6 - Integrate Historic Structures, LIV 17.1- Preserve Historic Buildings, LIV 17.2 - Encourage Adaptive Reuse All existing farmhouse buildings will be re -used and adapted for retail and restaurant use within the Jessup Farm Artisan Village and Johnson Farm. This will include insulation from the interior walls and exterior roofs, preserving all existing siding, trim, and fenestration and access patterns. The exposed beams will be preserved from the interior. The existing brick farmhouse will be fully renovated for restaurant use. Buckinghorse Overall Development Plan Page 3 of 11 STATEMENT OF PROPOSED PLANNING OBJECTIVES Russell + Mills Studios 14 May 2012 • Existing Zoning - The intent of establishing the Urban Estate Zone district was clearly to protect the rural character of the Johnson Farm, while the intent of the Industrial Zone District was to protect the Jessup Farm. The goal of protecting both of these historic farmsteads has been met in the proposed ODP, and there must be an effort to cohesively manage the uses between these districts as well as the LMN Zone District. The proposed additional permitted uses strive to bring this cohesive nature to the project. • Additions of Permitted Uses -The proposed addtions of permitted uses help create an overall community with a diverse mix of uses and achieve the objectives outlined in 1.3.4 A. through compatibility and transitions, appropriateness to the overall plan, conforming to the basic intent of the Zone District and adding no additional impacts. 1. CITY PLAN PRINCIPLES AND POLICIES ACHIEVED BY THE PROPOSED PLAN ENV 4.3 - Improve Water Quality and Detention Storm water facilities will be designed to maximize water quality in each component of the development. Within the Industrial zone district, bioswales will be used to capture runoff from roofs, plazas and parking lots and will be conveyed into a modified version of the existing silage pit that will act as a large water quality bio-swale, ensuring water quality enhancements prior to the water entering the detention pond at the northeast corner. The LMN zone district will accommodate bioswales running into all sidewalk chases, ensuring water quality prior to storm water entering the flow line along road edges. The single-family area will utilize a large storm water bioswale at the northeast portion of the site, planted with native vegetation, not turf. The Urban Estate Zone district will also utilize bioswale water quality features for storm water runoff to the primary detention pond. ENV 4.4 - Provide Neighborhood Natural Areas Trails and connections will link the Urban Estate areas with the Industrial Zone District and Neighborhood Park and will include native plantings and wetland plantings based around storm water infrastructure. LIV 4: Development will provide and pay its share of the cost of providing needed public facilities and services concurrent with development. All roads, access points, sidewalks and street trees/roadway landscaping within the project will be paid for by the developer, including landscape treatments along Timberline. LIV 6.2 - Seek Compatibility with Neighborhoods The adaptive re -use of the existing Jessup and Johnson Farm buildings will create a unique, yet compatible architectural theme and help establish a greater sense of place for the entire Buckinghorse Neighborhood. New architectural features will respect the Jessup Farm character as well as the existing neighborhood character, through integration of craftsman/farm detailing and building types. LIV 10.1- Design Safe, Functional, and Visually Appealing Streets Well lit streets with street trees and detached walks are included within all zone districts, with accessible ramps at each corner. LIV 10.2 - Incorporate Street Trees Street trees will be included per standards at at least 40' O.C. along all public ROW's. Buckinghorse Overall Development Plan Page 2 of 11 STATEMENT OF PROPOSED PLANNING OBJECTIVES Russell + Mills Studios 14 May 2012 BUCKINGHORSE OVERALL DEVELOPMENT PLAN Statement of Proposed Planning Objectives 5.4.2012 This project shall be titled Buckinghorse Overall Development Plan. The project has previously been titled the Johnson Property Overall Development Plan (Minor Amendment) February 2003, and The Johnson Property Overall Development Plan April, 2002. This project includes uses within the existing Low Density Mixed Neighborhood (LMN) zone district, Urban Estate (UE) zone district and Industrial (1) zone district. The project is envisioned as an extension of the existing Sidehill property. KEY ISSUES AND CONSIDERATIONS The Buckinghorse Overall Development Plan is similar to a Master Planned Community, providing a healthy, diverse mix of housing types, land uses and planned open space — thus furthering the vision of Plan Fort Collins or City Plan. The project responds to changing market conditions, and has its own unique character based on the historic Jessup Farm and Johnson Farm, which effectively bookend the site from the north and southeast. Although, there are three zone districts within the overall project boundaries, it is necessary to consider the project as a cohesive whole, where additional compatible uses are requested to achieve the overall thematic character while providing necessary amenities. • Previously Approved ODP — The approved 2003 ODP has led to build -out of the southeastern portion of the project within the LMN Zone District, however, the project was in a bankrupt and defunct state, missing many of the necessary amenities such as a community park and neighborhood center. This revised ODP attempts to resurrect and rescue the project from its current state as well as the obsolete 2003 ODP. • Overall Project Density Reduction — The overall density for the proposed project will result in a net decrease in unit counts by 356 units compared to the previously approved 2003 ODP. • Overall Project Traffic Impact Reduction -The project traffic engineer has estimated a daily trip reduction of 2,533 compared to the previously approved ODP. The am reduction will be approximately 156 and the pm reduction will be approximately 250 as well. • Neighborhood Center — The previously approved 2003 ODP neighborhood center was in many ways a token effort which depicted a few two story buildings along Nancy Gray Ave. that would contain few amenities, very little parking and very limited gathering space. This project proposes relocating the neighborhood center to the historic Jessup Farm, adaptively reusing the existing farm buildings as retail and restaurant space. • Neighborhood Meeting — A neighborhood meeting was held to present the project master plan and vision to the current residents and HOA. There were over 100 people in attendance and the project was received in an exceptionally positive manner with no known opposition to the project. The residents applauded the presentation at the conclusion of the meeting. Buckinghorse Overall Development Plan Page 1 of 11 STATEMENT OF PROPOSED PLANNING OBJECTIVES Russell + Mills Studios 14 May 2012